REPORT TO COUNCIL
SUBJECT
Title
Patrick Henry Drive Specific Plan Study Session
Report
COUNCIL PILLAR
Promote and Enhance Economic, Housing and Transportation Development
EXECUTIVE SUMMARY
The City formally commenced preparation of a Specific Plan for the Patrick Henry Drive (PHD) area following the City Council’s approval of a contract on August 22, 2018 with planning consultants, Moore Iacofano Goltsman, Inc. (MIG). The Specific Plan will serve as an implementation tool for the City’s 2010-2035 General Plan. The Patrick Henry Drive Specific Plan area is designated as a Phase III Future Focus Area for high-density residential development in the General Plan. Preparation of the Specific Plan will establish new General Plan land use designations, land use and urban design policies, amenities, and infrastructure to support the redevelopment of the PHD area from low-intensity office and industrial park use into a high-density, mixed use neighborhood.
The City Council has provided a significant amount of direction to staff to guide the preparation of the Specific Plan over the past four years. Preparation of the Patrick Henry Drive Specific Plan is entering the final phase and a Draft of the Specific Plan has been released for public review (Attachment 1). The Draft Specific Plan follows the direction provided by the City Council as well as public input received through community meetings and close coordination with a stakeholder group.
Input was received from community members most recently at a community meeting on March 11, 2021. Staff have also been meeting regularly with a stakeholder group composed of property owners and proposed developers to work through details of the Plan contents and its implementation (Attachment 2). Development of the contents of the Specific Plan has also been directed through prior City Council meetings and informed through the City’s experience with the development and implementation of the Tasman East Specific Plan.
The purpose of the study session is to provide the City Council with an overview of the Draft Patrick Henry Drive Specific Plan, answer City Council questions and receive City Council input on the final phase of the Plan preparation. City Council consideration of the Draft Plan for adoption is scheduled for later this year.
BACKGROUND
The Patrick Henry Drive Specific Plan Area is approximately 76 acres located at the western boundary of the City of Santa Clara at Calabazas Creek, bounded generally by the Hetch-Hetchy right-of way to the north, Great America Parkway to the east, and Mission College Boulevard to the south. The City of Sunnyvale lies to the west, across Calabazas Creek. Immediately to the north of the Hetch-Hetchy right-of-way is the former Yahoo! Campus, now owned by Kylli. The Tasman Drive light rail line is approximately ten minutes walking distance from any portion of the Patrick Henry Focus Area, and public transit is also available on Great America Parkway. The Patrick Henry Drive area contains 17 light industrial properties and three public streets, with access to Great America Parkway and Mission College Boulevard. The building stock in the Patrick Henry Drive area consist mostly of one and two-story concrete tilt-up industrial buildings built in the late 1970s and early 1980s, with a series of distinctive four-story concrete buildings along the east side of Old Ironsides Drive.
Prior Council Actions
The Council first provided direction to guide preparation of the Specific Plan in July 2017 when the City Council directed staff to commence preparation of Specific Plans and approved specific language to include in a Request for Proposals (RFP) for a consultant to support the process. Additional actions taken by the City Council include the following:
• July 17, 2018 - City Council authorized the City Manager to execute a professional services contract with MIG, Inc. for the Patrick Henry Drive Specific Plan for a not-to-exceed amount of $811,502, subject to execution of a funding agreement between the Patrick Henry Drive developers and the City. As part of the action the City Council reviewed the proposed scope for the Specific Plan.
• April 9, 2019 - City Council reviewed proposed objectives for the Specific Plan and directed staff to proceed.
• December 10, 2019 - City Council reviewed a detailed project description for the Patrick Henry Drive Specific Plan prior to the City’s issuance of a Notice of Preparation (NOP) for the project.
• December 17, 2019 - City Council adopted a Resolution supporting the Establishment of the Patrick Henry Drive area as one of six new ABAG/MTC Priority Development Areas.
• April 28, 2020 - City Council accepted a proposed land use plan, land use designations, circulation plan, and parkland and open space plan as the basis for preparation of an Environmental Impact Report (EIR) for the Specific Plan.
• December 16, 2020 - City Council approved an expansion of the contract with consultant MIG to expand the scope of analysis in the EIR to include a land plan without a Mission College roadway connection.
July 2017: Objectives identified in the RFP
The City's key objectives for the Patrick Henry Drive and Freedom Circle Specific Plans were identified in the RFP as follows:
• Placemaking: the Plan should support the development of a complete neighborhood that incorporates public and private amenities, including parklands and other open spaces, along with services, organized into an attractive, walkable urban environment.
• Equity: the Plan should distribute the anticipated future costs and benefits of new development among property owners in an equitable manner.
• Feasibility: the Plan should include a land use plan and implementation tools as necessary to provide for a straight-forward, streamlined implementation process.
• Economic Sustainability: preparation of the Plan should include an analysis of the economic and fiscal impacts of the conversion of land from commercial/industrial to residential use and an evaluation of potential off-setting conversion of other existing commercial/industrial lands designated for future residential use within the General Plan. The Plan should also consider the retention of key industrial or commercial sites within the Plan area to maximize the overall economic benefit of future land uses and to produce a complete community.
April 2019: City North Planning Principles
The City Council had previously expressed an interest in coordinated planning policies for the Patrick Henry Drive Specific Plan, Freedom Circle Focus Area and other projects in the North Santa Clara area and in April 2019 reviewed the following principles for guiding future land use decisions throughout this area:
• Urban Scale: Develop City North as Santa Clara’s first large-scale urban-style district, including high-density housing and multiple job centers connected by innovative and/or dynamic transportation infrastructure and walkable streets.
• Polycentric District: Develop City North as an interconnected network of districts that have multiple activity centers. Each district will support a unique mix of land uses that complements its neighboring areas.
• Complete Neighborhoods: Provide within each neighborhood in City North a mix of core community uses so that Santa Clara residents can easily access places to live, work and play. Plan sufficient school facilities and other public facilities to fully meet the needs of the projected future population.
• Innovative Multi-Modal Mobility: Establish a street network flexibly designed to accommodate a balanced mix of travel modes including walking, cycling, driving, and transit. City North will incorporate innovative strategies to provide additional mobility options and support transit use including a districtwide Transportation Management Association (TMA).
• Human-Scale Public Realm: Promote a pedestrian-oriented, human-scaled environment within the public realm that links one neighborhood to another.
• Compatibility: Provide transitions between new development areas and adjacent land uses that address changes in use and density and provide for new connections where opportunities are available.
April 2019: Planning Objectives for Patrick Henry Drive and Freedom Circle
At the April 2019 City Council meeting the Council also reviewed the following objectives applicable to both the Patrick Henry Drive and Freedom Circle areas:
• Neighborhood Planning: Establish new land use designations customized for the plan area; frameworks for the development of parks and open spaces, circulation, urban design; an infrastructure plan with funding strategies, design criteria and guidelines for buildings, streets and open spaces; and implementation plans.
• Commercial Development: Strategically locate retail nodes throughout plan areas. All new residential development should be within a 10-minute walk of at least 20,000 square feet of neighborhood serving commercial uses.
• Parkland and Open Space: Establish a parkland dedication standard (consistent with the recently developed Tasman East Specific Plan) which requires a minimum of 22 percent of total developable land be allocated to programmable public parkland and other open space amenities. A maximum of 50 percent of this total dedication may be developed in the form of private open space, with the remainder required to be dedicated as programmable public parkland. Applicants will also be required to comply with the Parkland Dedication Ordinance, including payment of fees equivalent to the total obligation identified in City Code Chapter 17.35. Include privately owned publicly accessible spaces throughout new development to provide additional open space amenities and support placemaking.
• Community Amenities: Identify a location for a new public school, branch library and publicly accessible community meeting spaces. Locate the school with connections to open space areas. Consider a range of library types, such as siting a new urban library on the ground floor of a mixed-use development or locating a library within a new park. Create new meeting spaces which would be accessible during evening and weekend hours for public use. Evaluate the potential for a new community center.
• Infrastructure: Develop an infrastructure plan and associated funding plan that ensure infrastructure will be adequate to support planned uses, densities and intensities. The infrastructure plan will ensure orderly, efficient provision of infrastructure and establish an equitable structure through which improvements will be funded.
• Walkability: Repurpose and redesign existing rights-of-way to provide a human-scale, multi-modal environment with greatly enhanced pedestrian facilities.
• Affordability: Require 15 percent of all residential units developed to be made affordable to households at or below 80 percent of area median income (AMI). The Specific Plans include the conversion of industrial and commercial lands to residential uses, which have higher market land value, supporting a higher standard for the delivery of affordable units than seen Citywide. While the City’s Affordable Housing Ordinance requires 15 percent of residential units to be developed as affordable, the affordability of the units is set at 100 percent of AMI. Creating an 80 percent AMI affordability requirement for affordable units produced in the Specific Plans will diversify the City’s affordable housing inventory and create opportunities for households with lower income levels.
April 2019: Planning Objectives for Patrick Henry Drive
Also, at the April 2019 meeting the Council reviewed the following objectives for the Patrick Henry Drive area:
• Establish land use policies that allow the transformation of the area from office and light industrial uses to a high-density residential urban neighborhood.
• Support high density land use, with some mixed-use buildings to provide neighborhood- and site-serving retail and community amenities.
• Provide approximately 4,500 - 5,000 residential units with estimated densities ranging from 85 - 200 du/acre.
• Allow a range of building heights between 5 and 25 stories, with lower height buildings planned along the western edge of the plan area.
• Provide a primary public park centrally located within the plan area, connected to a central north-south greenway, and supported by plazas and other smaller scale open space areas.
• Increase east-west and north-south non-vehicular connectivity options, including a new “slow street” connecting to the 3005 Democracy Way (Kylli) Project and VTA service to the north that emphasizes pedestrian and bicycle movement over automobile traffic flow.
• Provide a new vehicle connection to Mission College Boulevard.
• Provide improved connectivity to the Calabazas Creek trail.
• Identify a potential branch library site and spaces for day care or other community amenities.
December 2019: Project Description
On December 10, 2019, the City Council affirmed a project description for the Specific Plan that provided development capacity for two potential land development scenarios. The proposed scenarios were developed through stakeholder interviews to implement the prior City Council direction to staff to take property owner stakeholder input into consideration and to provide flexibility in the allowed land uses for future potential developers within the Specific Plan area. Staff emphasized that because of the stakeholder input the Plan is now being developed to support a significantly increased amount of development potential as property owners and/or developers with an interest in the Patrick Henry Drive area expressed an intent to develop at significantly higher densities than previously anticipated.
The City Council directed staff to proceed with issuance of a Notice of Preparation (NOP) and preparation of an Environmental Impact Report (EIR) based on these two scenarios.
• Scenario A includes approximately 12,000 net new residential units and 310,000 net new square feet of non-residential uses, of which 200,000 square feet is net new retail or public facilities space for uses such as library and/or community room space. The remaining non-residential uses include 110,000 square feet for educational facility uses.
• Scenario B substitutes office for high-density residential in the “High Density Flex” zone along the eastern edge of the Plan Area, amounting in an approximate total of 10,300 net new residential units, 785,000 net new square feet of office, and 310,000 net new square feet of other non-residential uses (e.g., retail, community space, library, educational facility).
|
|
Residential Units |
Office |
Other Non-Residential Uses |
|
Scenario A |
12,000 |
- |
310,000 SF |
|
Scenario B |
10,300 |
785,000 SF |
310,000 SF |
In addition, at the December 2019 meeting, the City Council reviewed a preliminary site plan and provided direction to staff as follows:
• Parkland and Open Space - 22% of the Specific Plan area, approximately 16.7 acres, is proposed to be designated as public parkland or publicly accessible privately maintained open space. The proposed parkland includes a central park spine running north/south through the center of the new neighborhood and two smaller parks located at opposite edges of the Specific Plan area.
• Circulation - the Plan makes use of the existing street right-of-way and identifies new vehicular and multimodal circulation roads and/or paseos throughout the plan area to promote pedestrian and bicycle use and break up the existing superblocks to support intensified land use.
• Community Benefits - in addition to parks, open space, retail, a community meeting room, and other benefits already included in the Specific Plan, the Specific Plan will include provisions for a public library space on the Z&L property as a community benefit tied to an increase allowance for density above what the Specific Plan would otherwise allow.
DISCUSSION
The following highlights six topic areas of particular Council interest and identifies changes that have been included since the last City Council review. The approach described below is intended to follow the overall guiding principles for preparation of the Specific Plan to support a significant amount of new housing growth as proposed by individual property owners while maximizing the incorporation of community amenities in a manner that shares their costs over multiple projects and does not make implementation of the Specific Plan infeasible.
1) Land Use Plan, Roadway Alternatives and Urban Design Framework (Amenities)
The Land Use Plan and Urban Design Framework (Attachment 3) identifies locations for proposed residential and flex land use designations within the Specific Plan to align with the two potential development scenarios previously reviewed by the City Council and under analysis for the EIR.
Generally, the most intense land uses are located in the center of the Plan area. The High-Density Flex designation is proposed for the property fronting Great America Parkway, where either high-intensity office uses or high-density residential are appropriate land uses. Ground floor retail square footage and public uses are distributed among several properties fronting onto Patrick Henry Drive to foster a new pedestrian-oriented street with active ground floor uses and amenities to support the development of a complete neighborhood.
In addition, each diagram has two alternatives, one with and one without a roadway connection to Mission College Boulevard. The roadway alternatives are discussed further below.
The plans also identify proposed locations for public facilities and amenities such as parks, open spaces, a community room, and space for a new public library. The land use plan supports the development of the segment of Patrick Henry Drive perpendicular to Great America Parkway as a new “Main Street” for the Patrick Henry neighborhood, with civic uses and open space areas arranged along this east-west axis. Land dedication to benefit the broader Plan area will be borne by multiple property owners in the Specific Plan, with many contributing land for roadway, parkland, greenway, library and/or community space. Some properties will also be required to incorporate space for retail to support the implementation of the Main Street.
2) Proposed Land Use Designations
The proposed Specific Plan land use plan would utilize four residential land use designations and one flexible residential/commercial designation:
• Very High Density (51-100 du/ac)
• Village Residential (60-150 du/ac)
• Urban Village Residential (100-150 du/ac)
• Urban Center Residential (120-250 du/ac); and
• High Density Flex designation (60-150 du/ac or up to a 2.0 floor area ratio of commercial development).
These densities correspond to the input provided by the Patrick Henry Drive area stakeholders (Attachment 4). Building height would range from five stories at the lowest allowed density to 25 stories at the highest. Buildings heights are tallest at the center of the plan with lower building heights closest to the western edge of the plan area, which is closet to other existing residential uses. Buildings will also be limited by the Federal Aviation Administration (FAA) airport height limits.
The proposed land use designations have been adjusted since the last City Council review with the addition of the Village Residential designation reflecting new input from the property owner (Marriott Center Owners Association) requesting greater flexibility than what they had previously indicated. Walnut Hill acquired their property from The Sobrato Organization after the City Council’s review of the NOP and the designation for the property has also been adjusted at their request to allow a higher density.
3) Circulation and Roadway Network
The Land Use Plan makes use of the existing street rights-of-way but also identifies a limited amount of new vehicular and multimodal circulation roads and/or paseos throughout the plan area. These new circulation routes will promote pedestrian and bicycle use and break up the existing superblocks to support intensified land use. The new roads are intended for low-speed vehicular use, emphasizing shared facilities where pedestrians, bicycles and cars all have an equal ability to use the rights-of-way. New greenway connections are also proposed in the interior of the central block to promote pedestrian and bicycle circulation and break up the massing of future development.
Also being explored is a connection from the southern portion of the Plan area to Mission College Boulevard, which is a private road that runs around the perimeter of the Mission College campus. While this roadway connection will provide a significant benefit by providing greater connectivity with a more direct and alternative route of travel for some trips, it will also require the cooperation of Mission College to implement as a portion of the roadway would be their private property. Mission College has wanted to continue to explore the option for the roadway connection and is wanting to review the information provided with the EIR before they confirm interest. The property owner of the site in the Specific Plan that includes the potential new roadway connection to Mission College Boulevard, O2 Micro, has expressed that they do not want the roadway connection on their site as a roadway connection would reduce the land area available for future redevelopment on the site. While new roadways are often centered along property lines to distribute the impact of the dedication to multiple property owners, as proposed the roadway would be entirely on the O2 Micro property in order to align at the intersection with Mission College and the Mission College driveway. Staff is reviewing the potential design for this roadway to see if the required amount of right-of-way can be reduced. Staff is also continuing to coordinate with representatives of Mission College about the possible connection.
The alternative land use plan and urban design framework option shown in Attachment #1 does not show a connection to Mission College Boulevard included to convey that both scenarios of either including or not including a connection to Mission College Boulevard are still being explored.
4) Parkland and Open Space
As previously discussed with the City Council, public parkland or publicly accessible privately maintained open space is proposed to constitute 22% of the Specific Plan area, or approximately 16.7 acres.
Under the City’s Parkland Dedication Ordinance (PDO), the City has the prerogative to require land dedication for new park facilities as part of the entitlement process of a new residential project. Per the PDO the total obligation for a residential project is determined through application of a formula based on population per unit and parkland requirement per capita. A project may receive credit to offset this obligation through the provision of private open space areas within the project, and if the total obligation is not met through a combination of parkland dedication and private open space, pay an in-lieu fee for the remaining obligation. The determination of the parkland obligation for a project would occur as part of the entitlement process for a specific project. As the Specific Plan as proposed will support the potential development of up to 12,000 multifamily units, under the PDO, the theoretical maximum parkland obligation for the Plan area would be 68.4 acres. However the total acreage of land potentially available for development, some of which is encumbered by easements, is only 67.2 acres. It is thus apparent that the City must determine an appropriate balance between land for development and land required for parkland dedication that will address the City’s objectives for a new, high-quality urban neighborhood in a feasible manner.
The awkward translation of per capita parkland dedication standards to higher density, urban forms of development is not a unique challenge for Santa Clara. Other jurisdictions have adopted alternative standards such as a minimum acreage requirement for parkland within a set walking distance of any new development. Santa Clara has used its Specific Plans to establish direction for how the City will implement the PDO within the Specific Plan areas by identifying the precise minimum amount and location for parkland dedication. The proposal to require 11% of the entire Specific Plan area (equivalent to approximately 12.5% of the land area currently in private ownership) to be dedicated as public parkland is based on the precedent of prior City Council direction for the Tasman East Specific Plan. Development interest within Tasman East suggests that this level maintains overall development feasibility; however it should also be noted that the Patrick Henry Drive area development will be, as proposed, subject to additional costs due to an increased affordability requirement, while the market is also experiencing increases in construction costs and decreases in apartment rents.
The Specific Plan will provide parkland andopen space amenities through two strategies: 1) dedication of parkland to the City through the City’s Parkland Dedication Ordinance (PDO); and 2) the incorporation of private open space areas, including privately owned public open space areas (POPOS). The open space acreage would be divided equally between these two categories.
POPOS include greenways and plazas that are designed, built, and maintained by private property owners to include high quality landscaping and amenities that are accessible to the public. The proposed dedicated parkland areas include a central park spine running north/south through the center of the new neighborhood and two smaller parks located at opposite edges of the Specific Plan area, adjacent to Calabazas Creek and Great America Parkway, respectively. These areas were selected to distribute the dedication requirement over multiple projects to the extent practical while also combining the parkland dedications of multiple projects into three larger park areas to provide a cohesive open space strategy. It should be noted that as a result some projects would be more impacted by the need for land dedication while other projects would fulfill their Parkland Dedication Ordinance obligations solely through payment of fees.
Staff has begun working with the stakeholder group to further develop the design treatment and amenities to be included within the publicly accessible, private open space areas. Private open space areas include a greenway along Patrick Henry Drive that would utilize an existing gas line easement that does not allow structures and other internal greenways that will help to break up the massing of buildings, support pedestrian and bicycle circulation, and provide amenity space.
Notably, the Parkland and Open Space diagram has been updated to remove the previously proposed “park streets” which were roadways depicted as part of the parkland area and then expanded to the north to create a more regularly shaped central park area. The north-south roadway to the east of the central park has also been relocated to be adjacent to the park to provide the park with better access and interface with adjacent land uses.
5) Public Amenities
The City Council previously reviewed objectives for the Patrick Henry Drive Specific Plan that included an objective of providing a new branch library as part of the development of the Specific Plan. At the subsequent Council meeting during review of the proposed Notice of Preparation, the Council noted that Z&L was proposing to develop at a density significantly higher than otherwise allowed within the Plan area and indicated that the addition of a library within the project could be a “community benefit” justification for granting the increased density. Staff has since engaged with Z&L to discuss the programming of a library space of up to 40,000 square feet within their project. The City is continuing to evaluate the appropriate size for a new library facility and the possible incorporation of other uses (e.g., 15,000 square feet of the 40,000 may be set aside as programmable community space). This transaction of density in exchange for a community benefit would need to be formalized through a Development Agreement between the City and Z&L. Given the cost of developing the library in relation to the added value to the developer, it is likely that some portion of the library development costs will need to be shared with other Patrick Henry Drive area developers through an impact fee. The new library space will also generate operating costs for the City for which there is no revenue source to sustain. However, these costs could be partially offset by requiring that new development providing funding for staffing for an initial time period or other revenue generating options to sustain on-going costs of supporting a public library or community center facility.
In addition to the branch library, the Specific Plan includes a proposed community room for public use incorporated within the Summerhill project. A specific size (square footage) for this room has not yet been determined. It is anticipated that the community room will be located along the project frontage with direct access to the public sidewalk, and include indoor and outdoor spaces, restrooms, an exhibition space, studio space/classrooms, a small office and a small snack and coffee counter.
6) Affordable Housing
As previously reviewed by the City Council, the Specific Plan would increase the affordable housing inclusionary requirement for new development above the City’s adopted Ordinance level. The proposed affordable housing requirements for the Specific Plan area is that 15% of units would be affordable to households at an average of 80% Area Median Income (AMI) level, while the Citywide standard is for 15% of units at an affordability level of 100% AMI. The proposal is intended to better align with the City’s need to produce affordable units at a variety of income levels (not just moderate income), not impair project feasibility, and align with legal requirements.
The Specific Plan’s affordable housing proposal was developed early in the plan process and presented to the City Council at a Study Session on April 9, 2019. Early in 2021, the City received its draft Regional Housing Needs Allocation (RHNA) of 11,632 housing units for the Sixth RHNA Cycle from the Metropolitan Transportation Commission/Association of Bay Area Governments. Approximately 56% of RHNA units assigned to Santa Clara are designated to be affordable. As the City considers whether to update the citywide affordable housing ordinance as a potential strategy to address our future RHNA requirements, the Specific Plan could incorporate a pipeline provision and require potentially greater affordability requirements for later development, should the citywide affordable housing ordinance be updated. Such a provision would subject projects in the Specific Plan that are not deemed complete or do not receive Architectural Review approval by a certain date to be required to meet any future new citywide affordable housing requirements.
Planning Commission Feedback
The Draft Patrick Henry Drive Specific Plan was presented at a study session to the Planning Commission on October 28, 2020. The Commission provided comments and asked questions about the proposed building heights, density, and transit access. In response to a Commission question, staff clarified that school uses are being analyzed in the EIR so should a property be acquired for a school in the Specific Plan area, no additional environmental review would be necessary for the proposed use.
Next Steps
The remaining tasks in the Specific Plan work program include updating the Draft Plan to incorporate comments from the public, as well as from other City departments and outside agencies as appropriate. In addition, the Specific Plan EIR will be publicly circulated in accordance with CEQA. In Fall 2021, the Final EIR and Final Draft Plan will be presented to the Planning Commission for their recommendation and to the City Council for adoption.
ENVIRONMENTAL REVIEW
The action being considered is a study session only and does not constitute a “project” within the meaning of the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines section 15378(a), as it has no potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment.
A Draft Environmental Impact Report is being prepared for the Specific Plan. The EIR will be brought to the City Council for consideration when the Specific Plan is brought forward for a decision on adoption.
FISCAL IMPACT
There is no fiscal impact to the City other than administrative staff time and expense.
COORDINATION
This report has been coordinated with the City Attorney’s Office.
PUBLIC CONTACT
A virtual community meeting was held on March 11, 2021 to present the draft plan to the community. There were approximately 70 attendees. Speakers at the meeting expressed concern with traffic impacts, the potential roadway connecting the plan area to Mission College Boulevard, and planning for future pandemics.
Public contact was made by posting the Council agenda on the City’s official-notice bulletin board outside City Hall Council Chambers. A complete agenda packet is available on the City’s website and in the City Clerk’s Office at least 72 hours prior to a Regular Meeting and 24 hours prior to a Special Meeting. A hard copy of any agenda report may be requested by contacting the City Clerk’s Office at (408) 615-2220, email clerk@santaclaraca.gov <mailto:clerk@santaclaraca.gov>.
Staff
Reviewed by: Andrew Crabtree, Director, Community Development Department
Approved by: Deanna J. Santana, City Manager
ATTACHMENTS
1. Web Link to Draft Patrick Henry Drive Specific Plan
2. Land Use Plan and Urban Design Framework
3. Stakeholder/Ownership Map
4. Development Capacity Based on Stakeholder Input